Hong Kong Unreported Judgments SHA LO TUNG DEVE
Total Page：16
File Type：pdf, Size：1020Kb
[2001] HKCU 11 © 2006 LexisNexis Asia (a division of Reed Elsevier (S) Pte Ltd) Hong Kong Unreported Judgments SHA LO TUNG DEVELOPMENT COMPANY LIMITED v THE CHIEF EXECUTIVE IN COUNCIL HIGH COURT OF THE HONG KONG SPECIAL ADMINISTRATIVE REGION COURT OF FIRST INSTANCE HCAL 124/2000 DECIDED-DATE-1: 9 JANUARY 2001 P. CHEUNG, J CATCHWORDS: Administrative Law - Judicial review - Applicant challenging extension granted to Town Planning Board to consider objections and options forwarded by applicant in regards to plan to develop area under the approved Sha Lo Tung Development Permission Area Plan - Consideration of condition of inhabitants in the area - Consideration of the high ecological value of the area due to an extremely diverse community of dragonflies - Whether a case for judicial review has been made out - Town Planning Ordinance (Cap 131) preamble HEADNOTE On 24 January 1997, the Draft Sha Lo Tung Development Permission Area Plan was gazetted. The Chief Executive in Council approved the Sha Lo Tung Development Permission Area Plan on 20 April 1999. On 14 December 1999, the Chief Executive in Council extended the Plan for one additional year up to 24 January 2001. The purpose of the extension is to enable the Town Planning Board to consider objections and options put forward by the applicant on the development of Sha Lo Tung. The applicant challenged the extension by judicial review. HELD: 1) The decision to extend the Plan is a lawful and rational one so as to enable the Town Planning Board to consider the options put forward bythe applicant. 2) The designation of the north-east area of Sha Lo Tung as a Site of Special Scientific Interest is not unlawful or irrational. There is evidence which is capable of enabling the Town Planning Board to form the view that the north-east area should be designated as a Site for Special Scientific Interest: the marshland in the north-east and the streams in the Sha Lo Tung form the ecological structure for wildlife habitat. 3) The application is dismissed. JUDGMENT INTRODUCTION Inevitably, with the growth of the population, nature has to give way to meet the demand for land to build new towns and other infrastructures. However, it is essential to maintain an ecological balance between development and conservation. After all, mankind is only a part, and a very small part indeed, of nature. In Hong Kong, the Town Planning Board ("the Board") is one of the bodies entrusted with the task of maintaining such a balance. In the preamble of the Town Planning Ordinance, Cap.131 ("the Ordinance"), the purpose of the Ordinance is stated to be: "To promote the health, safety, convenience and general welfare of the community by making provision for the systematic preparation and approval of plans for the lay-out of areas of Hong Kong as well as for the types of building suitable for erection therein and for the preparation and approval of plans for areas within which permission is required for development." This judicial review arises out of the decision of the Board to designate Sha Lo Tung in the New Territories as a development permission area. SHA LO TUNG Sha Lo Tung is an isolated valley at the foot of the Pat Sin Leng range and Cloudy Hill range. It is surrounded by the Pat Sin Leng Country Park. It is an abandoned agricultural area in an upper valley floor. The Sha Lo Tung basin was originally settled by two Hakka migrant clans, the Cheungs and the Leis in the late 1600s and early 1700s respectively. The population peaked in the late 1950s with a maximum number of residents of about 450. During the late 1960s, rice farming became non-viable in Hong Kong and the villagers began to leave the upland farming communities. There had been no villagers living in the villages since 1995. There are at present three groups of deserted village houses: the largest being the Cheung Uk, followed by the Lei Uk and Lo Wai. They consist mainly of one to two-storey structures with traditional Chinese architectural design such as tiled roof. Most of the village houses are in fair to poor condition. Some of the village houses have already collapsed. The village houses are Grade II historical buildings which are of architectural and historical significance. The significance of the area is, however, its high ecological value because of the presence of an extremely diverse community of dragonflies, especially around the stream courses, which form part of the stream courses running through the Pat Sin Leng Country Park and consist of pristine water, and the nearby woodlands. The number of species recorded in the catchment area is more than any other site in Hong Kong. Currently, there are 68 species of dragonflies recorded in the area from a total of 106 species known from the whole territory. Many of the species recorded are rare stream species. The stream courses are also important habitats for other aquatic fauna such as fresh water fish and amphibian. According to the explanatory statement of the Draft Sha Lo Tung Development Permission Area Plan ("SLTDPA Plan"), it is important to ensure the integrity of the stream courses including the vegetation alongside and the adjacent woodlands in order to preserve the wildlife habitats. Any development which may lead to deterioration of the water quality of the streams and losses of riparian and nearby woodlands will threaten the survival of the fauna in particular the larval stage of the dragonfly community. In addition, as the Sha Lo Tung area is within an upper indirect water gathering ground, any development within 30m of the water courses should be strictly controlled. The court carried out a site inspection at the request of the applicant. The visit was not for the purpose of finding facts but to observe the location. The area is indeed a beautiful scenic spot with clutters of village houses, now in ruin, mature woodland, running streams and marshland. The area is situated at a remote location. Vehicular access can only be gained through the existing sub-standard access road linking to Ting Kok Road in Tai Po. The access road is a single lane carriageway. There is no provision of public transport in the area. THE APPLICANT About 25 hectare (about 44%) of the Sha Lo Tung area are under private ownership while the remaining 56% (about 32 hectare) is government land. The applicant holds the majority of the private land. The private land is mainly in the flat area along the stream courses in the central, northern and eastern part of the area. In late 1979, the applicant entered into agreements with the village representatives of Cheung Uk and Lei Uk to acquire their land for the purpose of carrying out a redevelopment project. In 1982, the applicant formally submitted its first proposal to the Government for a recreational and housing development. The plan included a golf course. There were negotiations between the applicant and the Government on the proposal. In later years, the applicant wished to expand the golf course into the country park area and approval was given for the use of the county park area by the authorities. This decision was, however, overturned in July 1992 by judicial review. The applicant decided not to develop the country park area and re-amended the scale of the golf course. From that time onwards, the applicant submitted environmental impact assessment reports on the area to the Government. THE STREAMS According to historical records, there are four streams in the area. These streams would have formed tributaries to the principal water course that drains northwards to the Hok Tau Reservoir. The four streams are Cloudy Hill Stream, running from the west to the north; the Lei Uk Stream, running from the south to the north; the Sha Lo Tung Stream, which is the matter in dispute in this case; and the Ping San Chai Stream, running from the east to the west in the northern boundary of the area. EVENTS LEADING TO THE DECISION a) The Draft and Approved SLTDPA Plan On 18 November 1996, the Agricultural and Fisheries Department ("AFD") circulated a proposal to designate the major streams in Sha Lo Tung as sites of special scientific interest ("SSSI"). On 23 December 1996, the Conference Paper on Sha Lo Tung was considered by the Shatin, Tai Po and North District Planning Conference. On 16 January 1997, the Planning Department submitted a paper on the proposed designation of sites of special scientific interest at Sha Lo Tung to the Committee on Planning and Land Development. On 17 January 1997, the Planning Department submitted the Draft SLTDPA Plan. On 24 January 1997, the Draft SLTDPA Plan was gazetted. On 22 March 1997, the applicant submitted written objections to the Draft SLTDPA Plan to the Board pursuant to section 6(1) of the Ordinance. On 15 January 1998, the applicant submitted supplementary information paper on habitat sensitivity at Sha Lo Tung Development Permission Area to the Board. On 27 March 1998, the Board met to give preliminary consideration to the applicant's objection. It decided not to amend the Draft SLTDPA Plan and gave notice to the applicant of its decision on 23 April 1998. On 16 September 1998, the applicant submitted further written statement to the Board to provide further scientific information on the ecological significance of the Sha Lo Tung Development Permission Area. On 20 November 1998, the Board met to consider further the applicant's objections under section 6(6) of the Ordinance. On 11 December 1998, the Board informed the applicant that it would not amend the plan at this stage "because views submitted by the objectors are conflicting and further studies will be required to resolve all the outstanding issues".